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Feb 2, 2013
02/13
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result in a cumulatively considerable contribution to the significant and unavoidable cumulative land use impact identified in the eastern neighborhoods's eir with respect to pvr land supply, it would result in a cumulatively considerable to significant and cumulative transportation at five intersections, and health risk related to toxic air contaminants. therefore, the commission would need to adopt a statement of overriding considerations pursuant to the california environmental quality act, we could request the commission adopt the project before you, and to which the final eir was prepared, it's with the ceqa guidelines. this concludes my presentation on the matter unless the commission members have any comments? >> commissioner antonini? >> thank you for your comments and particular reference and i was going to make the same comment in regards to responses to public comment and as i understand it and you pointed out under ceqa, you can't take into consideration the impact that something that is conceptual has not been funded or analyzed, it's the other way around, when that particula
result in a cumulatively considerable contribution to the significant and unavoidable cumulative land use impact identified in the eastern neighborhoods's eir with respect to pvr land supply, it would result in a cumulatively considerable to significant and cumulative transportation at five intersections, and health risk related to toxic air contaminants. therefore, the commission would need to adopt a statement of overriding considerations pursuant to the california environmental quality act,...
SFGTV: San Francisco Government Television
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Feb 7, 2013
02/13
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>> one other thing that i will bring up more when the projects are before us but i do make reference to it now, it's on rtc91 which is a rendering of 801 brannan in the comments and responses and the design is quite a bit different than what is going to be before us, however, i have reason to believe that the massing is the same and that's what really we are considering when we're considering impacts under eir, but i will bring that up because the design that's before us in the final project appears different than at least the facades are considerably different than what is present on what is in rc91 of comments and responses and i don't see any problem with that as long as there is no change in massing. >> yes, that's correct, although this was updated in november, 2012. there may have been some design refinements but they don't affect -- >> yeah, that's what i'm expecting. i prefer the earlier one, but that's a design issue which we will take up at the time of the item itself, but i see no change in the massing and the impact that is being analyzed, so with that in mind, i would mo
>> one other thing that i will bring up more when the projects are before us but i do make reference to it now, it's on rtc91 which is a rendering of 801 brannan in the comments and responses and the design is quite a bit different than what is going to be before us, however, i have reason to believe that the massing is the same and that's what really we are considering when we're considering impacts under eir, but i will bring that up because the design that's before us in the final...
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Mar 16, 2013
03/13
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and if community oriented use. i like the fact that there's no cars here and a big component in the plan, try to reduce the number of parking spots. and the on-site affordable is great. i appreciate the different architects in both parcel. i saw an earlier version of the boys and girls club design and i think it's vastly improved and good kind of on the street and activating the street level which i know is hard to do with a basketball court and pool. so, that looks great. my only kind of issue is off-street. i wish there was more done with off-street. it's kind of a little dead end, nothing much happening there, some [speaker not understood] going around. we hope that's not just like a parking lot. i think it was mentioned in one place it would be park -- people would want to park there for the boys and girls club. so, maybe something as this progresses through the process and there's impact fees from the market octavia -- from these buildings, something could be done with off-street. on the housing building kind
and if community oriented use. i like the fact that there's no cars here and a big component in the plan, try to reduce the number of parking spots. and the on-site affordable is great. i appreciate the different architects in both parcel. i saw an earlier version of the boys and girls club design and i think it's vastly improved and good kind of on the street and activating the street level which i know is hard to do with a basketball court and pool. so, that looks great. my only kind of issue...
SFGTV: San Francisco Government Television
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Feb 13, 2013
02/13
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other issues for us have to do with parking issues. we understand there's certain zoning and regulations but we think the reality is although transit first is a good thing, if we have residents moving into this area, especially many of them coming into the city from out of the area, you know, probably takes jobs in the high-tech sector, they're probably going to have cars with thel, whether or not they use them to commute on a daily basis is one thing, we're wondering where these cars will be parked. we don't have available street parking for the small businesses and the customers that are there right now, so we are concerned that there will be parking issues as a result of this construction. a lot of our clients in that area are designers, they come from all over northern california, they have to drive there so we're concerned that will put further stress on the businesses in the area and finally, pdr zoning, 1 henry adams street sets a precedent of the pdr zoning in that area, with select buildings in the area, with zinga and now the
other issues for us have to do with parking issues. we understand there's certain zoning and regulations but we think the reality is although transit first is a good thing, if we have residents moving into this area, especially many of them coming into the city from out of the area, you know, probably takes jobs in the high-tech sector, they're probably going to have cars with thel, whether or not they use them to commute on a daily basis is one thing, we're wondering where these cars will be...
SFGTV: San Francisco Government Television
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Apr 29, 2013
04/13
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this is all knew to us. the reasons we still oppose the proposition is as follows: it's on a small lot over towering. the shear sides and scale of the proposed building makes it out of character with the property in the neighborhood. the increase in height of the building will block sunlight and create shade to the properties. the additional height will block existing views to properties to the west of the building and finally, the increase of light, noise and activity on the proposed roof tariffs will face west towards our garden. we ask that you please consider the many negative impacts that it will have on the neighborhood and the individual property owners. and again ask that you deny the permit for the vertical addition. i ask of this point as a point of or and i going to have aortic valve 3 minutes to the balcony issues. those items were called together. you have 5 minutes for both of these items. have two minutes left. >> we oppose this for the following reasons. we believe they do not meat the criter
this is all knew to us. the reasons we still oppose the proposition is as follows: it's on a small lot over towering. the shear sides and scale of the proposed building makes it out of character with the property in the neighborhood. the increase in height of the building will block sunlight and create shade to the properties. the additional height will block existing views to properties to the west of the building and finally, the increase of light, noise and activity on the proposed roof...
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Aug 13, 2013
08/13
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the impact fees, and just like we cannot use the bond funds, we cannot use the impact fees and so that increases our challenge. >> if i may just to speak to the commissioner moore's question, our commission has asked that i work with your staff to present to them, the overview of the neighborhood plans and the impact fees associated with those. and so that they can understand your role in establishing the open space and where it will come on line and we will report back to you about how that hearing goes. and i think that we have an interest in discussing this collectively. >> commission moore. >> i want to make a comment about maintenance it is not just the increased number of people who are using the certain parks but it is the addition of a significantly larger amount of dogs. with the rental buildings now allowing for the dogs and i don't have anything against the dogs, they are cute and foun to watch because many of the parks are small and then have the play areas and there is a significant area of conflict and health issues and most people and have done everything, and most kind
the impact fees, and just like we cannot use the bond funds, we cannot use the impact fees and so that increases our challenge. >> if i may just to speak to the commissioner moore's question, our commission has asked that i work with your staff to present to them, the overview of the neighborhood plans and the impact fees associated with those. and so that they can understand your role in establishing the open space and where it will come on line and we will report back to you about how...
SFGTV: San Francisco Government Television
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Nov 23, 2013
11/13
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subsequentially it was built with the permit and that didn't come to us. that's where the discrepancy occurred. they were issued a violation and now it was a series of permits one of which didn't come back to us and a at this time we realized it wasn't legal under the planning code >> the follow-up by mistake ca was it not come back back to you. >> no it was approved over the counter no routing. >> commissioner antonini. >> it sounds like even though planning had suggested that there are not be a permit the issuing dbi still could issue it. >> i think there was just a mistake. they didn't realize it noted to come to planning so it's a preschooler mistake so, now we have a situation where we have a d r because i'm assuming it's not a continual use it's something that would have been permitted and might not have come to us unless it was a dr request >> right. >> it sounds like this is something that planning is willing to approve even the route we got there was a complicated one. >> yes. this is somewhat similar to a deck you had in july it was built without
subsequentially it was built with the permit and that didn't come to us. that's where the discrepancy occurred. they were issued a violation and now it was a series of permits one of which didn't come back to us and a at this time we realized it wasn't legal under the planning code >> the follow-up by mistake ca was it not come back back to you. >> no it was approved over the counter no routing. >> commissioner antonini. >> it sounds like even though planning had...
SFGTV: San Francisco Government Television
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May 20, 2013
05/13
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they worked really well with us. had the prior trader joe's done that we would be working with them. we asked those folks for no alcohol there was no alcohol and we asked inform less than 24 hours and we asked for open parking they did that. we asked for loading in the front street and they did that. and we asked for a sign more in line that the neighborhood and they did that. i would hope you approve this and welcome them as a good neighbor. thank you >> good afternoon you i live within a few blocks since 1987. i have friends that have stores in that area. tower records have a humanely amount of pedestrians in that area. the card store that was vanity there was a lot of folks wanting something in there. so often you hear landlord are not this cooperate active. ken jeffrey's has been the manager on that property and he's lent that property out for several folks. for for example, they've raised tens of thousands of dollars completely free of charge. he's loaned it to the sister of non-profit and the imperial service o
they worked really well with us. had the prior trader joe's done that we would be working with them. we asked those folks for no alcohol there was no alcohol and we asked inform less than 24 hours and we asked for open parking they did that. we asked for loading in the front street and they did that. and we asked for a sign more in line that the neighborhood and they did that. i would hope you approve this and welcome them as a good neighbor. thank you >> good afternoon you i live within...
SFGTV: San Francisco Government Television
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Dec 25, 2013
12/13
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this was using impact sources. at the end of the day the project sponsors chose to make a donation, to offer the city a land lease is what we are calling it. that park is open. i recommend you check it out. it's quite beautiful. it is a key part of the implementation of the rincon hill plan. additionally on the next fiscal year, we'll have enough money to convert parks where you are looking at now into a full park. so e the city acquired this a number of years ago and we now have the revenue implementing that. we are looking to implement that in the next year. in market octavia we have a number of transportation projects moving forward. the head heda street. i think this saves the bus six 6 minutes over the course of circumstance -- circulation and it's going to start construction. it's paired with a number of pedestrian improvements. this is a major receptor of the impact fees generated in market octavia and along franklin and in the coming years we'll be working with parks and recreation with hayward park in coor
this was using impact sources. at the end of the day the project sponsors chose to make a donation, to offer the city a land lease is what we are calling it. that park is open. i recommend you check it out. it's quite beautiful. it is a key part of the implementation of the rincon hill plan. additionally on the next fiscal year, we'll have enough money to convert parks where you are looking at now into a full park. so e the city acquired this a number of years ago and we now have the revenue...
SFGTV: San Francisco Government Television
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Aug 14, 2013
08/13
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and i think that that would be useful in that regard. and is it data going to be accessible and open that someone could take this and overlay it with the commerce and the industry report that we did and some of the tourism stuff that we did that they could ma naip late the data? >> it is a little tricky to make it part of that and obviously this report is available, and >> it is only a pdf form and it would be hard to capture that data. >> right. >> and we, yeah, this, yeah that is an interesting question and one of the things that we look at is how to which parts of our data we can actually make and put on those cities open data and the site and which doents after that. and the data in this downtown report, comes from a lot of places and we don't keep it in one long time series and so it takes the back work to put it altogether. >> just put in the stuff in an excell spread sheet it would be in a format that someone could use the data. >> just something to think about because what other people are collecting we could probably capture mor
and i think that that would be useful in that regard. and is it data going to be accessible and open that someone could take this and overlay it with the commerce and the industry report that we did and some of the tourism stuff that we did that they could ma naip late the data? >> it is a little tricky to make it part of that and obviously this report is available, and >> it is only a pdf form and it would be hard to capture that data. >> right. >> and we, yeah, this,...
SFGTV: San Francisco Government Television
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Jan 26, 2013
01/13
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talk with our neighbors to tell them what our concerns is their architect come over and talked with us. he thought we had some reasonable requests but they are not met. and i do very much carry about my light and air so i am very concerned about this project but it they would, in fact, scale it back a bit i would be fine with the project. thank you >> thank you. project sponsor you have 5 minutes. >> the dictate ration for posting. members of the commission this is a project that have gone before this commission. it has also been before the appeal board. the only reason why this is coming back before you as a new permit because they also took to the board of supervisors on the basis that the design at that time, is not okay for a historic building because this is a voting by -. what we have done now after talking to the staff after it was appealed the project sponsor decided to eliminate all of the bay windows facing 7th avenue that was approved. on top of that they also otherwise if you look at the - this plan. all of this in color where the additions have been widow - taken away. the
talk with our neighbors to tell them what our concerns is their architect come over and talked with us. he thought we had some reasonable requests but they are not met. and i do very much carry about my light and air so i am very concerned about this project but it they would, in fact, scale it back a bit i would be fine with the project. thank you >> thank you. project sponsor you have 5 minutes. >> the dictate ration for posting. members of the commission this is a project that...
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Mar 2, 2013
03/13
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and long been built where we don't have any control over that and we have no way when someone tell us that we are going to build next month, what are their findings and we will come through and whether their corporate headquarters will make a different decision or whatever. and so it creates a really interesting challenge because our supply and demand never are quite aligned. the good thing, i guess about prop m and all of that is that we actually save the commercial community from itself because they don't over built because we don't allow them to over build because of the process that we have, and it is interesting, that we talk to a ceo of one of the major commercial office builders and i asked this person about chicago and whether they owned it is true, when things are bad, they never sink and dip as bad as they do in other place and when the things are bad, they can't build the space big enough, the article in the business times, non-profit into his oakland because there is not enough office space available at affordable rates and so, the problem is because we can't control these
and long been built where we don't have any control over that and we have no way when someone tell us that we are going to build next month, what are their findings and we will come through and whether their corporate headquarters will make a different decision or whatever. and so it creates a really interesting challenge because our supply and demand never are quite aligned. the good thing, i guess about prop m and all of that is that we actually save the commercial community from itself...
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Mar 16, 2013
03/13
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thank you for those who have e-mailed us with substantive comments or called us because it's been helpful. as someone who has worked in this 15 years there is a lot i learned throughout this process. so, i think it's been helpful. i know c-e-q-a is kind of the third rail of land use approval. so, even taking on something as simple as making the process it is more predictable, leads to a lot of questions and frustration. so, i think this first approval, you know, is kind of a key issue. i still have a couple questions on when that is and how that differs from what we do now. so, a normal -- many of these 10,000 permits, or these 10,000 cad x's or exemptions that are issued every year by planning that don't have a hearing, that don't require 311, 312 notice, would the first approval then be the building permit? and is that consistent with what it is -- with how the city attorney is interpreting that now, that that's now -- that's also the final approval. is that correct? so -- >> sara jones again, planning department. yes, at this point many of the projects that come through our department
thank you for those who have e-mailed us with substantive comments or called us because it's been helpful. as someone who has worked in this 15 years there is a lot i learned throughout this process. so, i think it's been helpful. i know c-e-q-a is kind of the third rail of land use approval. so, even taking on something as simple as making the process it is more predictable, leads to a lot of questions and frustration. so, i think this first approval, you know, is kind of a key issue. i still...
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Mar 17, 2013
03/13
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and outside of that there it would be a conditional use proce process. that's my comment. >> commissioner moore. >> i would like to talk about the metrics of density of quantity. that part of town is 275 by 412. with a small side facing in the east/west direction. the block is 275 feet long. which gives you about a maximum of eight to 10 store fronts per block. the issue is not so much the 100 feet away from each other. but might not be more than two per block. to determine how you do 100 feet may still create a strange pattern. and it might indeed not fall where vacant or potential applications fall. but saying there is a maximum number per block is perhaps a better manageable matrix. because if you have 275 feet on each block, what do you do? >> that's an interesting point. and just briefly to that. as staff's recommendation is currently, it would be the department's practice as part of commission policy to recommend this approval. but if you did find that given the location of other bars on the block. that maybe that wasn't an appropriate location you
and outside of that there it would be a conditional use proce process. that's my comment. >> commissioner moore. >> i would like to talk about the metrics of density of quantity. that part of town is 275 by 412. with a small side facing in the east/west direction. the block is 275 feet long. which gives you about a maximum of eight to 10 store fronts per block. the issue is not so much the 100 feet away from each other. but might not be more than two per block. to determine how you...
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Jul 31, 2013
07/13
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the preschool use, you would be limiting the hours of operation for that. >> not for the religious uses. >> right. >> thank you. >> commissioner sugaya? >> yeah, i have a question, it is not just for the daycare? it is also for the religious facility? >> yes. >> and also for the loss of the dwelling unit. >> yes. >> under institutions and religious facility it says that it will operate a number of weekly programs with 12 or fewer attendties at any given time. is that a condition? that we are imposing, i don't remember if that is part of the motion or not. >> at this point, it is not a condition, so if you would like to see that as a condition you could add that. >> we can talk about it or not. and then it goes on and it says, large gathers would include you know, the traditional holidays and whatnot. so assume that means that it is going to be more than 12. so 12 is not a blanket statement that all events are going to be limited to 12. >> that is correct. >> the larger events will be more than 12. >> we don't know what is going to be 12 or not 12 at this point? >> outside of those four
the preschool use, you would be limiting the hours of operation for that. >> not for the religious uses. >> right. >> thank you. >> commissioner sugaya? >> yeah, i have a question, it is not just for the daycare? it is also for the religious facility? >> yes. >> and also for the loss of the dwelling unit. >> yes. >> under institutions and religious facility it says that it will operate a number of weekly programs with 12 or fewer attendties...
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Apr 14, 2013
04/13
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the van ness special use district which causes housing to be a large part of projects being used. agreement includes 30 percent local higher for construction jobs, including 50 percent local higher for new apprentice position and entry level permanent jobs for ten years. that change is hard to notice here. i will note that in the last agreement, this is 45 jobs. this is now 40 percent of new entry level jobs for 10 years and $4 million for cpm c, the other work force provisions remain in the same as the previous agreement. on transportation we have three pot of funds which will depot to the use in improving transportation. this is in lieu of a fee instead of tidf, funding for brt facility and parking surcharge to be imposed in the cathedral hill garages. in addition there are new provisions in this term sheet regarding on going monitoring around all of c p mr. in short, cpm c is obligated to work with the city to monitor conditions to the campuses and over all congestion at cathedral hill. if these are found substandard, cpm c will address the conditions. and i will note that one
the van ness special use district which causes housing to be a large part of projects being used. agreement includes 30 percent local higher for construction jobs, including 50 percent local higher for new apprentice position and entry level permanent jobs for ten years. that change is hard to notice here. i will note that in the last agreement, this is 45 jobs. this is now 40 percent of new entry level jobs for 10 years and $4 million for cpm c, the other work force provisions remain in the...
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Dec 25, 2013
12/13
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apply to industrial use, to pdr use. but there is no way that we have the ability to base it off office density. an office is an office and every user uses their office space differently. but a change of use as defined by the planning code does apply. >> there has been a couple of very big profile cases where that change of use was questioned and went to the board of appeals but that was because they an appealed those cases, but in general it does apply. >> thank you. commissioner antonini? >> by variation in the development agreement it's understood that the developer will agree as part of the approval process to mitigate their impacts which often are huge will agree to make transit contributions as that is the case where it was pointed out earlier. it would apply across the board because it would apply to the market rate and the board. e
apply to industrial use, to pdr use. but there is no way that we have the ability to base it off office density. an office is an office and every user uses their office space differently. but a change of use as defined by the planning code does apply. >> there has been a couple of very big profile cases where that change of use was questioned and went to the board of appeals but that was because they an appealed those cases, but in general it does apply. >> thank you. commissioner...
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Feb 9, 2013
02/13
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, retail sales, financial service with a conditional use and medical service. >> so restaurant-type use? >> a restaurant would not be allowed on the second level in the castro neighborhood commercial district, no. >> do you want to respond? do you use this space outside now at 10:00 at night? would it be a hardship? >> currently our hours are until 11:00 monday through thursday, until midnight friday and saturdays and 10:00 on sundays, but any noise that we have out back is negligible compared to the noise of the back patio of the mixed bar, which is three doors down, which is like being at a dance party. >> do you use the back patio now at all hours that you are open? >> very minimally. >> so i'm all right with that. >> thank you. >> commissioner moore. >> mr. sanchez, how many people are allowed to gather on the deck based on structural? >> i do not have the expertise to answer that. it's a building code requirement and perhaps the architect could answer what the load is? >> people quietly conversing is one thing, but with 20 people hollering, that is a different thing. i don't know t
, retail sales, financial service with a conditional use and medical service. >> so restaurant-type use? >> a restaurant would not be allowed on the second level in the castro neighborhood commercial district, no. >> do you want to respond? do you use this space outside now at 10:00 at night? would it be a hardship? >> currently our hours are until 11:00 monday through thursday, until midnight friday and saturdays and 10:00 on sundays, but any noise that we have out back...
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Feb 9, 2013
02/13
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these big institutions use return on cost parameters; napf uses a 6% return. even with this approval we are down to 5.8% which is risky for a construction project. we have to go back to napf to get approval under the new construction budget. we got approval on monday night after putting four million dollars of cash in the deal. please convey to them that the 12 percent requirement was a key component in both equity and debt
these big institutions use return on cost parameters; napf uses a 6% return. even with this approval we are down to 5.8% which is risky for a construction project. we have to go back to napf to get approval under the new construction budget. we got approval on monday night after putting four million dollars of cash in the deal. please convey to them that the 12 percent requirement was a key component in both equity and debt
SFGTV: San Francisco Government Television
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Jun 22, 2013
06/13
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i think that this discussion is no longer relevant to this case that dr that is in front of us, there is a motion and a second. i would be curious to have a side bar discussion about that. but let's stick on the case if we can. >> commissioner hillis? >> i think that the relevance is i would not suggest taking dr in this case if it he were not for the fact that there was an agreement. i think that the deck going out to the property line with a planter is if there was no history of a dr or an agreement, i would approve it. i think that the reason that i am suggesting that we take dr is that i move to take the dr i think that the extraordinary circumstance is that there was an agreement do i agree with everything in the agreement and kind of the screen? no, i'm not party to the agreement. i think that you could accomplish the same thing by moving that deck five feet back, something that i would not have taken dr and unless it was for the agreement. so just to explain why i believe. and because there was this agreement. and you know, we are modifying it a little and weighing in now and t
i think that this discussion is no longer relevant to this case that dr that is in front of us, there is a motion and a second. i would be curious to have a side bar discussion about that. but let's stick on the case if we can. >> commissioner hillis? >> i think that the relevance is i would not suggest taking dr in this case if it he were not for the fact that there was an agreement. i think that the deck going out to the property line with a planter is if there was no history of a...
SFGTV: San Francisco Government Television
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Dec 18, 2013
12/13
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also monday at the land use committee hearing, this will amend the code to allow the use to residential units and allow the four areas for accessible uses. the commission voted to approve this item on november 21st, and supervisor chiu mentioned that he's interested in sponsoring an ordinance. at the hearing the department expressed support for such an idea that would allow the department to evaluate whether the impact of the waiver are significant or not on our budget. so far this year the department has received 21 food operation referrals for a total amount of $2700. should this number of applications be similar, we believe the impact to our budget will be minimal. that's an ordinance that you will see in the future that will wave that fee for a year. after a full discussion, a recommendation of approval and did pass the full board on tuesday's reading. that would be the first reading. and the third ordinance that relates to the ellis act eviction was heard on tuesday. it would replace an ellis act emergency program. you approved it on november 21st, this would give priority for hous
also monday at the land use committee hearing, this will amend the code to allow the use to residential units and allow the four areas for accessible uses. the commission voted to approve this item on november 21st, and supervisor chiu mentioned that he's interested in sponsoring an ordinance. at the hearing the department expressed support for such an idea that would allow the department to evaluate whether the impact of the waiver are significant or not on our budget. so far this year the...
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Aug 13, 2013
08/13
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unit as they go to the market as we are seeing the beginning of the exchanges would be helpful for us to understand in the more comprehensive way as we are starting to really very, very aggressively put the new housing projects in many of these areas which traditionally have a different type of area and i think that it is our responsibility and it would inform us in being otherwise. >> okay. >> commissioners there is a... >> commissioner antonini. >> i just wanted to say that i am in agreement with that and i think that there is nothing wrong with getting those things and i think that is a good suggestion, but to the comments that were made earlier, we always want to try to have the diversity and we don't want to have the people with the same income levels on only part of the city and if there is a market rate unit going in there and there is nothing wrong with that. and we had a low income unit going into a market rate area. which we have tried to do with a lot of our projects where we have asked, on site affordable and affordable in the area. >> the comment i made was not for gettin
unit as they go to the market as we are seeing the beginning of the exchanges would be helpful for us to understand in the more comprehensive way as we are starting to really very, very aggressively put the new housing projects in many of these areas which traditionally have a different type of area and i think that it is our responsibility and it would inform us in being otherwise. >> okay. >> commissioners there is a... >> commissioner antonini. >> i just wanted to say...
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Jul 31, 2013
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have a question for miss hayward on the other part of this legislation which deals with conditional use. are you telling me that we still have drs for mergers and demolitions and conversions but in certain districts it will have to be a conditional use, is that what you said? >> part of the existing code, there are the market octavia area where the lots are up to two units requires conditional use authorization and most of the city up to two units requires mandatory discretionary review. all parts of the city, and the ownership beyond the city to prove the property owner should not be able to merge for his or her own uses and they should have to get more votes to prove that this is a valid thing rather than getting four votes to allow them to do it. when you bring this up to people outside of san francisco they think that you are talking jiggeris she both pds how cities can have laws like this. it is worse that we are charging $3500 to change the structure of their own house. so i don't like this legislation. >> in considering this legislation we did think about the fact that there are
have a question for miss hayward on the other part of this legislation which deals with conditional use. are you telling me that we still have drs for mergers and demolitions and conversions but in certain districts it will have to be a conditional use, is that what you said? >> part of the existing code, there are the market octavia area where the lots are up to two units requires conditional use authorization and most of the city up to two units requires mandatory discretionary review....
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Sep 14, 2013
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and by using a winding stair we're able to shorten the length of the stair and use less of the side yard than otherwise would be taken up by a rectangular stair. we specifically curved the shape of the stair to reduce the way the mass of the extension would be impacting the side yard area and soften it as much as possible. so, as much as people like to focus on it as a grandiose feature, it is all about responding to the specific site conditions. and just touching last on the elevator dimensions, we got our data from an actual elevator vendor. we went with the small [speaker not understood] that could accommodate a wheelchair. people talk about a 3 by 4 elevator, that is complete nonsense. you cannot put a wheelchair in a 3 by 4 elevator. the elevator itself is only 30 inches wide, it is effectively a double elevator. thank you. >> okay, the public hearing is closed. and opening it up to commissioner comments and questions. commissioner antonini. >> thank you for all testifying. i will reveal at the beginning of my comments that i know dr. darren rishwain. he's an endodontist in marin co
and by using a winding stair we're able to shorten the length of the stair and use less of the side yard than otherwise would be taken up by a rectangular stair. we specifically curved the shape of the stair to reduce the way the mass of the extension would be impacting the side yard area and soften it as much as possible. so, as much as people like to focus on it as a grandiose feature, it is all about responding to the specific site conditions. and just touching last on the elevator...
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Aug 11, 2013
08/13
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into soils that are also problematic, in the transbay areas and i have seen the same techniques being used at 201 fulsom which is just in the process of foundation work being done and the shore work before the foundations are doing the shoring work and so is sounds like this is addressed well and the deck, and a couple of other issues that were raised. i mean i realize that we have never considered parking impacts as an environmental impact and you know, that would be nothing different here, although, you know, there is in my estimate a shortfall that will be an impact from these additional cars for residents, but, you know, it is not to be considered as part of the neg deck or any environmental impact report and so therefore, that is a discussion that is better had during the time of the approval of the project itself. and, the serpintine issue, we have another project coming up today on third street which is noted for a rock also and i think that the mitigations are similar to other projects that are being built in areas in the vicinity of potrero hill which has a lot of rock and so i am
into soils that are also problematic, in the transbay areas and i have seen the same techniques being used at 201 fulsom which is just in the process of foundation work being done and the shore work before the foundations are doing the shoring work and so is sounds like this is addressed well and the deck, and a couple of other issues that were raised. i mean i realize that we have never considered parking impacts as an environmental impact and you know, that would be nothing different here,...
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Mar 16, 2013
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and includes an 8-story mixed-use building, and 82 dwelling units. and approximately 31,000 square foot grocery space will be whole food's market. this project was required to pay 935,000, and of this amount the project sponsor is interested in providing infrastructure improvements for the intersection of market street and dolores street. equal to $510,000. of their impact fees. and this is before you today is a waiver for such amount in return for the provision of those improvements. now i want it talk more about the improvements. if you go back to the presentation. the improvements includes pedestrian safety and traffic calming amenities. and these improvements would improve the pedestrian safety at an intersection as was mentioned p for pedestrians. and it will create a vibrant and public space. you see on the northwest corner, there will be a public plaza there. and that will activate that corner combined with the whole foods market. and it will calm will traffic entering and exiting dolores street and improve conditions for pedestrians and bicyc
and includes an 8-story mixed-use building, and 82 dwelling units. and approximately 31,000 square foot grocery space will be whole food's market. this project was required to pay 935,000, and of this amount the project sponsor is interested in providing infrastructure improvements for the intersection of market street and dolores street. equal to $510,000. of their impact fees. and this is before you today is a waiver for such amount in return for the provision of those improvements. now i...
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Feb 14, 2013
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these big institutions use return on cost parameters; napf uses a 6% return. even with this approval we are down to 5.8% which is risky for a construction project. we have to go back to napf to get approval under the new construction budget. we got approval on monday night after putting four million dollars of cash in the deal. please convey to them that the 12 percent requirement was a key component in both equity and debt financing for the project. we have formal approval from nabf that they will go to the next step. if this does not get approved, this will stay as an office building is what i think will happen. this is the latest cac analysis of offices. (off mic) we budgeted $29 a foot. if you look south of market overview, the current market for that space is $42.30. that is a 46% increase in rents. we are a unique building. it is a legal office building they could turn. around and lease that -- an annual increase
these big institutions use return on cost parameters; napf uses a 6% return. even with this approval we are down to 5.8% which is risky for a construction project. we have to go back to napf to get approval under the new construction budget. we got approval on monday night after putting four million dollars of cash in the deal. please convey to them that the 12 percent requirement was a key component in both equity and debt financing for the project. we have formal approval from nabf that they...
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Apr 13, 2013
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back to the s p 4, we are only opening up to conditional use applications. this is the most common application type that requires a hearing. we are further limiting this proposal to further types of conditional use applications. we are really trying to target these projects. what type of proposals cannot participate. you can see shows on your screen now. no formula retail uses, no storefront consolidation, no outdoor activity at the rear of a property, no commercial parking. no removal of housing, no use sizes beyond as of right limits, no hours of operation beyond hours of right limits and no alcohol accepting beer and wine for bona fide restaurants and no massage establishments and tobacco paraphernalia and medical can bus dispensaries. the last one, i apologize the image on the screen is not visible. the package is visible. this applies to areas where are both zoned neighborhood commercials and where the mayor's invest in the program area. the conflict of those two areas is visible on the screen in black right now. if you are not familiar with it, the nei
back to the s p 4, we are only opening up to conditional use applications. this is the most common application type that requires a hearing. we are further limiting this proposal to further types of conditional use applications. we are really trying to target these projects. what type of proposals cannot participate. you can see shows on your screen now. no formula retail uses, no storefront consolidation, no outdoor activity at the rear of a property, no commercial parking. no removal of...
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Feb 9, 2013
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all these things are used. we are talking about the two percent now, maybe not even that high. >> commissioner borden: in terms of inspections, you do a sound inspection. is that done in conjunction % like a friday night or saturday night and surprise people know you are coming. obviously if you know the inspector is coming you will turn your music down. if you don't know the inspector is coming you would not necessarily do so. >>: that's a very good question. there are several kinds of inspections that we do. we do a sound section or site inspection. we set an appointment with the applicant; we going, it is a formal test. it would do an inspection based on complaint we do not let them know we're coming obviously we would derail why we were there. that is a surprise inspection, a field inspection. anytime during operating hours we have the ability and right to show up. that is predominantly for a complaint. anyone who has been permitted by us would like to do a follow-up; maybe several months after they have be
all these things are used. we are talking about the two percent now, maybe not even that high. >> commissioner borden: in terms of inspections, you do a sound inspection. is that done in conjunction % like a friday night or saturday night and surprise people know you are coming. obviously if you know the inspector is coming you will turn your music down. if you don't know the inspector is coming you would not necessarily do so. >>: that's a very good question. there are several...
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Jun 24, 2013
06/13
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use in the neighborhood. the proposed japanese restaurant attempts to provide employment opportunities and operate from ten a.m. to ten p.m. and operate during the daytime and nighttime hours. >> although the existing eating and drinking establishment exceeds 25 percent of the needed area sited in section 303 p and exceeds 20 percent in the general plan policy, staff believes that the replacement of a vacant storefront with a neighborhood serving would result in an over all improvement for the subject neighborhood. furthermore, the increase of eating and drinking use business one percent within the immediate, 300 foot area will have an insignificant change in the character of the district. the proposed use is that it is consistent with the neighborhood character and will have no significant impacts on the neighborhood. and no additional public comment has been submitted following the release of the commission packet and therefore, the department recommends approval of the conditions. >> this concludes my pres
use in the neighborhood. the proposed japanese restaurant attempts to provide employment opportunities and operate from ten a.m. to ten p.m. and operate during the daytime and nighttime hours. >> although the existing eating and drinking establishment exceeds 25 percent of the needed area sited in section 303 p and exceeds 20 percent in the general plan policy, staff believes that the replacement of a vacant storefront with a neighborhood serving would result in an over all improvement...
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Jan 12, 2013
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we don't necessarily have any uses targeted. i would expect at this point we'd probably divide the space 14,750 square feet. there's been a fair amount of restaurant interest. that's not typical for the area. we'd like to see a retailer in at least one of the spaces. that is as specific as i can get up to this point. >> thank you. i appreciate your efforts. i think it's important to think about what kind of retail can be neighborhood serving, what kind of retail people living in the neighborhood can afford. i think there is really a mix of people living in the neighborhood now. people that have been there not a long time, probably lower income, and new transplants to the neighborhood. i think that as with [speaker not understood] in the retail, price point matters for the theater. i think that it will cost a family of four $50 to go to the movies, but may price some people out. i'm really excited to see the actual space be used as a movie theater, but i want to keep that in mind. and then i have a number of questions about the h
we don't necessarily have any uses targeted. i would expect at this point we'd probably divide the space 14,750 square feet. there's been a fair amount of restaurant interest. that's not typical for the area. we'd like to see a retailer in at least one of the spaces. that is as specific as i can get up to this point. >> thank you. i appreciate your efforts. i think it's important to think about what kind of retail can be neighborhood serving, what kind of retail people living in the...
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Apr 29, 2013
04/13
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it did you tell us -- it does follow with the style in the area. it does add a lot of style to it as opposed to the big box. going back, once again to address just a little bit of issue on the balconies, if you look at this, this is the view from the dr's backyard. it's full of trees and you cannot really see the other home, but i think they were all planted to have privacy that they have right there. and i don't think that those trees are going to be cut down so the balconies with the trees in between and privacy on both part. >> good afternoon, commissioners. my name is mary and i'm also a part of the neighborhood and the community. i am in support of this remodel for these reasons. i have seen the drawings and know how much the drawings have changed listening to the neighbors feedback and has made significant changes for the neighbors and she is within the city code. there is no impact on anybody's light or privacy. in terms of height, the building is within the height requirements. as another person mentioned there are at least 12 buildings wit
it did you tell us -- it does follow with the style in the area. it does add a lot of style to it as opposed to the big box. going back, once again to address just a little bit of issue on the balconies, if you look at this, this is the view from the dr's backyard. it's full of trees and you cannot really see the other home, but i think they were all planted to have privacy that they have right there. and i don't think that those trees are going to be cut down so the balconies with the trees in...
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Jan 5, 2013
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all of us paid for those views, okay? the proposed addition, not just the floor, because if you look at the plan, it's not just an additional flash, floor, but the solar panels. you are almost looking at adding two floors, not one. they block the water view and i know right to view not necessarily, but what about right to value? we pay taxes and we pay taxes on property and property is high because you have a view. well, with this thing we will no longer have any views. and the question also is addition to solar panels under the draft motion it says, "the project is desirable as in keeping with the neighborhood character of tall multi-unit buildings." what about the neighborhood character that isn't next door to the building? what about the neighborhood character of people like us on jackson street on which there are multiple buildings that face this view? we're all affected by this one owner, one singular addition for one families. we're not talking about adding more space for families, but a penthouse for some owner who
all of us paid for those views, okay? the proposed addition, not just the floor, because if you look at the plan, it's not just an additional flash, floor, but the solar panels. you are almost looking at adding two floors, not one. they block the water view and i know right to view not necessarily, but what about right to value? we pay taxes and we pay taxes on property and property is high because you have a view. well, with this thing we will no longer have any views. and the question also is...
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Apr 8, 2013
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but we use the power of discretion with discretion exceptionally extra ordinary . when i look by at the department i have to conclude the project operates within the prevailing guidelines with the interpretation of a non-compliant rear yard which was built for compliance which exist for rules now. and furthermore we have many additions to buildings where since we could not deny that any owner cannot buy a property with restrictions for not being able to alter it, that is impossible in today's world that we have to accept where addition are appropriate and not appropriate. one of the things we mostly care about is indeed the view to the public side of the property and this is a very complicated one given the majority of the facade stretches over the length of the property which makes it very difficult to find and appropriate place for addition. so putting the addition actually pulled back from the driver way which by itself does not have much expression at all, i believe that we are adding a property aspect if we take the fact that an addition is indeed permitted. t
but we use the power of discretion with discretion exceptionally extra ordinary . when i look by at the department i have to conclude the project operates within the prevailing guidelines with the interpretation of a non-compliant rear yard which was built for compliance which exist for rules now. and furthermore we have many additions to buildings where since we could not deny that any owner cannot buy a property with restrictions for not being able to alter it, that is impossible in today's...
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Jul 13, 2013
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and you have heard the arguments about the use and the impacts from the use. it is a residential zoning district but this is a limited commercial use and in 1979. the city, had done massive down zoning. and they created termination dates for the non-conforming uses and the city woke up and said well, we actually like to have commercial uses in our residential neighborhoods. and because the gentleman who spoke earlier made the wise investment decision when he bought his house in the early 70s, this is a valuable thing and it is very much valuable for the city and that is why the city had recently in reviewing these controls, allowed for the restoration of these uses had them been abandoned which previously had not been allowed. we as the city recognize the importance of this and the matter has been thoroughly investigated and that is properly before you for consideration. >> thank you. mr. sanchez, the reason why i posed the question back to you is that all instructions and what we are listening to comes from the zoning administrator as he represents what the c
and you have heard the arguments about the use and the impacts from the use. it is a residential zoning district but this is a limited commercial use and in 1979. the city, had done massive down zoning. and they created termination dates for the non-conforming uses and the city woke up and said well, we actually like to have commercial uses in our residential neighborhoods. and because the gentleman who spoke earlier made the wise investment decision when he bought his house in the early 70s,...